Planning commission backs special-use permit for six-bay garage at 5 North Colonial despite alley access concerns

The Richmond City Planning Commission voted to recommend approval to city council of a special-use permit for 5 North Colonial Avenue that would authorize a six-bay garage structure, allow leasing to non-block residents and exceed the standard 12-foot height limit.

Staff presented Ordinance 2026-155 and said the proposal fits the master plan’s neighborhood mixed-use guidance and meets the city charter criteria for a special use. Staff noted that the permit is conditioned on a separate ordinance closing 18 feet of a 40-foot alley right-of-way; if DPW or the city attorney does not approve that closure, the special-use permit would be null and void.

The Department of Public Works’ representative told the commission the closure request has been coordinated across city departments and that no department objected; the closure release is currently with the city attorney and — if introduced promptly — could reach council as soon as late July or, if delayed, fall into September.

Mark Baker, the applicant’s representative, told the commission the project team met with planning staff and DPW before and during application, conducted on-site truck-turn demonstrations, and designed the garages to meet zoning maneuverability standards. Baker said the proposal maintains more alley width than DPW typically requires and that the added height allows a lofted storage area.

Resident Mark Kukovsky raised technical concerns about lane width and turning radius, saying sanitation crews already struggle to make turns in the existing configuration and that an additional encroachment could hamper service and emergency access. Baker and staff responded that DPW reviewed access and that reviews had been undertaken during the application. The public-works representative acknowledged the complaint and said the department would further evaluate turning-radius concerns in follow-up with the applicant.

After discussion and public comment the commission voted to recommend the special-use permit for approval to city council. The decision forwards the ordinance (Ordinance 2026-155) for council consideration, but the permit’s effectiveness remains contingent on the separate right-of-way closure and required city-attorney and DPW approvals.